The Fair Share Report
231 Union Ave
Delanco, NJ 08075
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $450,004 – $533,951, from 12 comparable Delanco sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Delanco assessments sit below market value — republished every October, applied town-wide. A $459,559 home should be assessed near $280,377.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $13,977 below what the ratio math suggests (5.0%).
Step 4 · The tax rate — same for every Delanco home
$1.820 Schools · 51% $0.541 County · 15% $1.222 Town · 34%
Step 5 · The bill
This home vs. every recent Delanco sale · assessed ÷ market
39%76%
Paying about right
This home's ratio lands inside Delanco's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 317-319 WALNUT ST | 2025-07 | $417,000 | 2,560 | 53.7% |
| 320 WALTER AVE | 2025-06 | $330,000 | 3,028 | 50.6% |
| 315 BURLINGTON AVE | 2025-12 | $490,000 | 2,688 | 39.5% |
| 719 HICKORY ST | 2026-02 | $350,000 | 1,920 | 47.1% |
| 840 LAUREL STREET | 2026-04 | $415,000 | 2,228 | 45.2% |
| 39 PENNINGTON COURT | 2025-09 | $515,000 | 2,344 | 49.1% |
| 67 PENNINGTON COURT | 2026-03 | $515,000 | 2,344 | 53.0% |
| 312 HAZEL AVE | 2025-04 | $298,000 | 2,048 | 62.6% |
| 6 PRESTON LANE | 2026-03 | $505,000 | 2,418 | 60.6% |
| 25 PENNINGTON COURT | 2025-07 | $510,000 | 2,344 | 51.2% |
| 306 FENIMORE LANE | 2025-08 | $470,306 | 2,604 | 55.8% |
| 33 WALTON WAY | 2025-04 | $500,000 | 2,418 | 62.9% |
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